Crystal City Block Plans for a Specific Block May Deviate from Guidance Originally Provided in the Crystal City Sector Plan

CRYSTAL CITY BLOCK PLAN #CCBP-JK-1

Blocks J-K Adopted September 15, 2012 A R L I N G T O N V I R G I N I A

Jefferson Davis Highway/U.S. 1

N Note: Block boundary for illustrative purposes only. Blocks J-K and Vicinity (existing conditions) TABLE OF CONTENTS

CRYSTAL CITY BLOCK PLAN #CCBP-JK-1 BLOCKS J-K Submitted in conjunction w/ SP#421 by: CESC MALL LAND L.L.C.

PAGE PAGE

i. INTRODUCTION...... 1 II. BLOCK DEVELOPMENT DOCUMENT*...... 24

I. BLOCK FRAMEWORK...... 2 Cover Sheet...... 24 Phased Sub-Block Area Exhibit...... 25 A. Base Plans Site Plan #56 Amendment Plat...... 26 Block Location Map...... 2 Overall Certified Survey Plat...... 27 Sector Plan Base Conditions, Plan View...... 3 Certified Survey Plat (eastern extents)...... 28 Sector Plan Base Conditions, Orthophoto (2010)...... 3 Certified Survey Plat (western extents)...... 29 Existing Garage Parking...... 30 B. Sector Plan Maps and Goals Ultimate Rezoning Exhibit...... 31 Building Heights Map...... 4 Build to Lines and Net Buildable Area Exhibit...... 32 Bulk Plane Angle Map...... 4 Overall Plot and Location Plan...... 33 Build To Lines Map...... 5 Plot and Location Plan (eastern extents)...... 34 Street Network and Typology Map...... 5 Plot and Location Plan (western extents)...... 35 Tower Coverage Map...... 6 Overall Site Plan...... 36 Land Use Mix Map...... 6 Overall Striping and Marking Plan...... 37 Public Open Space Map...... 7 Striping and Marking Plan (eastern extents)...... 38 Retail Frontage and Underground Map...... 7 Striping and Marking Plan (western extents)...... 39 Base Density Map...... 8 Existing Street Sections...... 40 Architectural Features Map...... 8 Proposed Street Sections...... 41 Surface Transitway Map...... 9 Context Plan...... 42 Service and Loading Map...... 9 Site Aerial Photograph...... 43 Sector Plan Summary for Blocks J-K...... 10 Overall Tree Plan...... 44 Tree Preservation Plan...... 45 C. Existing Conditions and Future Plans Tree Preservation Notes and Details...... 46 Real Estate Parcels and Lots...... 12 Existing Development Conditions, Plan View...... 13 2011 Orthophoto...... 14 Net Buildable Area...... 15 Proposed Site Plan on Existing Conditions Plan...... 16 *To access a high quality version of the Block Development Drawings in PDF format, Pedestrian Corridors, Underground Level...... 17 click here, or contact the Planning Division in the Department of Community Planning, Pedestrian Corridors, Street Level (at-grade)...... 18 Housing, and Development. Street Network...... 19 Crystal City Block Plan Map - Scenario 1...... 20 Crystal City Block Plan Map - Scenario 2...... 21 Crystal City Block Plan Map - Scenario 3...... 22

D. Catalog of Block Plan Deviations from Sector Plan Guidance...... 23 CCBP-JK-1 i. INTRODUCTION Blocks J-K

This packet comprises the adopted Crystal City Block Plan (CCBP) for Blocks J-K submitted in Section C includes a variety of exhibits depicting existing conditions and future plans for conjunction with Site Plan #421, which contemplates the demolition of 1851 South Bell Street the block. These exhibits include the proposed final site plan details overlaid on existing (Mall 3) and the new construction of a 24-story building to be known as 1900 Crystal Drive. and proposed conditions across the block. These include maps that show where proposed The J-K Block is framed by Jefferson Davis Boulevard/US 1 to the west, Crystal Drive to the east, pedestrian and street connections can be achieved through future development. Finally, this 18th Street to the north and 20th Street to the south. In the Sector Plan, this block is within the section includes three proposed CCBP scenario maps that depict various ways in which the Central Business District (“CBD”) and denoted as Blocks J and K. block could develop in the future consistent with the Sector Plan guidance. The Block Plan provides a range of potential use mix options for the ultimate redevelopment of the J-K Block PURPOSE in order to provide flexibility. As the actual use mix will depend on the size of each future The purpose of this CCBP is to analyze hypothetical scenarios to illustrate different ways the building and the uses it contains, the scenarios are not intended to be binding or prescriptive. block could possibly redevelop in the future while advancing goals of the Crystal City Sector Plan. More specifically, the CCBP helps: Finally, Section D of Part I provides a cumulative list of deviations from the Sector Plan resulting from each CCBP adopted for the block. The documentation of these deviations will be • Evaluate the consistency of a proposed site plan as it relates to the Sector Plan, and to insightful for future reference when subsequent iterations of the block plan and future site plans ensure that proposed new buildings do not preclude future planned improvements; are being devised, as they add further detail to or refine the recommendations presented in • Track the incremental redevelopment on a block to ensure that Crystal City, circa 2050, the Sector Plan. reflects the vision established in the Sector Plan, and monitors the build out in relation to the timing and sequencing of desired community improvements; and Part II. • Provide opportunities to update or refine the Sector Plan policies or vision for a block. The Block Development Document comprises Part II of this CCBP. This part of the CCBP includes the technical, legal, and other plan documentation necessary for the County’s review and analysis of the proposed final site plan in the context of the entire block. It is comprised ELEMENTS OF THIS BLOCK PLAN primarily of civil engineering drawings, many of which correspond to and, in some instances Beyond this introduction, the Crystal City Block Plan is comprised of two primary parts: 1) the provide more detail than the exhibits depicted in the Block Plan Framework. Block Framework and 2) the Block Development Document. The elements provided in each of these parts is described in more detail below. BLOCK PLAN ITERATIONS Part I. As the first adopted version of a block plan for Blocks J-K in Crystal City, this packet represents The Block Framework comprises Part I of this CCBP, and includes several components. As a CCBP-JK-1. With future site plan submissions on the block, this block plan will need to be starting point, Section A include base plan exhibits that depict a plan view and orthophoto updated accordingly and again presented to the County Board for adoption. The number at view of the conditions on the block as they existed when the Sector Plan was adopted in the end of the CCBP identifier (e.g. CCBP-JK-1) shall reflect the adopted version of the CCBP 2010. Section B of the CCBP presents Sector Plan policy map exhibits cropped to match the for this particular block. geographic extent of the subject block, and include maps covering elements such as building heights, build-to lines, and public open spaces recommended in the Sector Plan, for example. Following these maps, this section also presents a summary of Sector Plan goals for the block, and demonstrates the ways in which the proposed final site plan and proposed block plan can achieve or further advance specific and general goals of the plan.

*****BLOCK PLAN LIMITATIONS*****

Per the details of the Crystal City Block Plan process, it is expected that the Block Plan for a specific block will change with the adoption of subsequent site plans. Correspondingly, all statistics, calcu- lations, building configurations, uses, and other relevant aspects included in the Block Plan for non-site plan areas are planning estimates only, and are especially expected to change as more de- tailed plans for future redevelopment are determined in the future. While their inclusion in the Block Plan is useful in sketching out a preferred vision (or visions) for ultimate build out of a block, they in no way reflect specific development levels approved for such sites, which will be determined through the review/approval of subsequent future site plans.

SEPTEMBER 15, 2012 1 CCBP-JK-1 I. BLOCK FRAMEWORK | A. BASE PLANS Blocks J-K

Block Location Map

12th St

15th St

18th St ree

23rd St

t S

ree

t S

ree t S

t S

S. Eads Street

Jefferson Davis Boulevard / US1

St h t 26

Clark - Bell Street

20th St

ree

S t

ree

t S

Crystal Drive

BLOCKS J-K

2 SEPTEMBER 15, 2012 CCBP-JK-1 I. BLOCK FRAMEWORK | A. BASE PLANS Blocks J-K

Sector Plan Base Conditions - Plan View Sector Plan Base Conditions - Orthophoto as of 2010 as of 2010

18th Street S.

Jefferson Davis Highway

S. Clark St.

Crystal Drive

Jefferson Davis Highway

S. Bell Street 20th Street S.

Note: Block boundary for illustrative purposes only. SEPTEMBER 15, 2012 3 CCBP-JK-1 I. BLOCK FRAMEWORK | B. SECTOR PLAN MAPS AND GOALS Blocks J-K

Building Heights Map Bulk Plane Angle Map

From Figure 3.8.5, pg. 95 From Figure 3.8.7, pg. 97 LEGEND

LEGEND FRONTAGE HEIGHT AND ANGLE 35’ A HEIGHT: 140' / ANGLE 50˚ NOTES: 60’ B HEIGHT: 120' / ANGLE 50˚ 1. HATCHING INDICATES THE LOWER HEIGHT FOR INFILL. THE GREATER 75’ HEIGHT IS FOR BLOCK SCALE DEVELOPMENT C HEIGHT: 200' / ANGLE 50˚ 2. A DIMENSION, WHEN SHOWN ON THE MAP, ESTABLISHES THE 110’ POSITION OF A BOUNDARY BETWEEN DIFFERENT HEIGHT ZONES D HEIGHT: 180' / ANGLE 50˚ 3. AN ADDITIONAL 2 TO 3 STORIES MAY BE CONSIDERED IN 300' ZONES 150’ ALONG 18TH AND 23RD STREETS. E HEIGHT: 180' / ANGLE 43˚ 4. IN INSTANCES WHERE EXISTING BUILDING HEIGHTS EXCEED THE 200’ BUILDING HEIGHTS SET FORTH IN THIS PLAN, SUCH BUILDINGS F HEIGHT: 220' / ANGLE 50˚ SHALL NOT BE DEEMED NON-CONFORMING BY THE ADOPTION OR 250’ IMPLEMENTATION OF THIS PLAN AND NOTHING IN THE PLAN SHALL G HEIGHT: 160' / ANGLE 43˚ RESTRICT OR PROHIBIT THE RECONSTRUCTION, REDEVELOPMENT, OR NOTE: 300’ MAINTENANCE OF SUCH BUILDINGS IN ACCORDANCE WITH THEIR H HEIGHT: 100' / ANGLE 50˚ A DIMENSION, WHEN PROVIDED ON THE MAP, ESTABLISHES A FRONTAGE LENGTH FOR THE BULK PLANE REQUIREMENT, OTHERWISE THE REQUIREMENT EXISTING BUILDING HEIGHTS AS PERMITTED IN THEIR APPLICABLE OPEN SPACE WITHIN BUILD-TO LINES OPEN SPACE WITHIN BUILD-TO LINES ZONING DISTRICT AND APPROVED SITE PLAN. APPLIES TO THE ENTIRE FRONTAGE.

4 SEPTEMBER 15, 2012 CCBP-JK-1 I. BLOCK FRAMEWORK | B. SECTOR PLAN MAPS AND GOALS Blocks J-K

Build to Lines Map Street Network and Typology Map

From Figure 3.5.3, pg. 47 From Figure 3.6.6, pg. 51 LEGEND

TYPE A (RETAIL-ORIENTED MIXED-USE ARTERIAL) TYPE B (URBAN MIXED-USE ARTERIAL) EXISTING TYPE B (URBAN MIXED-USE ARTERIAL) LEGEND NOTE: 1. NUMBERS REPRESENT DISTANCE FROM BUILDING FACE TO BUILDING PROPOSED OR REALIGNED FACE. FINAL DIMENSIONS SUBJECT TO ADJUSTMENT, DEPENDING TYPE F (REGIONAL CONNECTOR) X CONCEPT PLAN BLOCK UPON PROPOSED TRANSITWAY REQUIREMENTS 2. PORTIONS OF CRYSTAL DR. MAY MAINTAIN EXISTING 98 FOOT RIGHT- URBAN CENTER LOCAL EXISTING BUILD-TO LINE OF-WAY WIDTH AT PINCH POINT CONDITION. 3. RECOMMENDED BUILD-TO LINES ESTABLISHED BETWEEN PUBLIC URBAN CENTER LOCAL PROPOSED GENERAL STREET CENTER LINE OPEN SPACES AND STREET RIGHTS-OF-WAY REPRESENT THE NOTE: APPROXIMATE DEMARCATION BETWEEN THE PUBLIC OPEN SPACE NEIGHBORHOOD MINOR AND SIDEWALK. ADDITIONAL ALLEYS ARE ENCOURAGED BEYOND THOSE INDICATED ON OPEN SPACE WITHIN BUILD-TO LINES ALLEY PROPOSED1 THE MAP.

SEPTEMBER 15, 2012 5 CCBP-JK-1 I. BLOCK FRAMEWORK | B. SECTOR PLAN MAPS AND GOALS Blocks J-K

Tower Coverage Map Land Use Mix Map

From Figure 3.8.9, pg. 99 From Figure 3.9.1, pg. 103 LEGEND

LAND USE DESIGNATION RESIDENTIAL, HOTEL RESIDENTIAL, COMMERCIAL, HOTEL, OR MIXED-USE RESIDENTIAL, COMMERCIAL, HOTEL, OR MIXED-USE: MINIMUM 40% RESIDENTIAL OR LEGEND HOTEL PERCENT OF NET BUILDABLE AREA1 RESIDENTIAL, COMMERCIAL, HOTEL, OR MIXED-USE: MINIMUM 60% RESIDENTIAL OR 65% HOTEL RESIDENTIAL, COMMERCIAL, HOTEL, OR 75% MIXED-USE: MINIMUM 70% OFFICE 85% 1. NET BUILDABLE AREA AS MEASURED WITHIN BLOCK BUILD-TO PLANNING BLOCK BOUNDARY NOTE: LINES. TOWER COVERAGE MEASURED ABOVE FIFTH FLOOR AND/OR A DIMENSION, WHEN SHOWN ON THE MAP, ESTABLISHES THE POSITION OF OPEN SPACE WITHIN BUILD-TO LINES BUILDING PODIUM. OPEN SPACE WITHIN BUILD-TO LINES A BOUNDARY BETWEEN DIFFERENT LAND USE ZONES.

6 SEPTEMBER 15, 2012 CCBP-JK-1 I. BLOCK FRAMEWORK | B. SECTOR PLAN MAPS AND GOALS Blocks J-K

Public Open Space Map Retail Frontage and Underground Map

From Figure 3.7.3, pg. 79 From Figure 3.9.3, pg. 107

LEGEND

REQUIRED ON-STREET RETAIL FRONTAGE1,2 INTERIOR PEDESTRIAN CONCOURSE RETAIL, CULTURAL AND CIVIC USES ALLOWED LEGEND NOTE: PROPOSED CONCEPTUAL INTERNAL 1. RETAIL IS PERMITTED BUT NOT REQUIRED ON ALL OTHER FRONTAGES PARK NUMBER PEDESTRIAN CONNECTION 2. REQUIRED RETAIL FRONTAGES SHOULD BE PREDOMINANTLY RETAIL- XX ORIENTED, BUT MAY INCLUDE SPACE FOR LOBBIES, ENTRANCES, AND PUBLIC OPEN SPACE OPEN SPACE WITHIN BUILD-TO LINES OTHER ELEMENTS.

SEPTEMBER 15, 2012 7 CCBP-JK-1 I. BLOCK FRAMEWORK | B. SECTOR PLAN MAPS AND GOALS Blocks J-K

Base Density Map Architectural Features Map

Note: The Base Density for development on the J-K Block is 3.8 (commercial) From Figure 3.8.2, pg. 93 From Figure 3.11.1, pg. 119 or 4.8 (residential) for the entire block area of 413,238 SF, which includes the future Center Park land area. The Base Density associated with the land area for the future Center Park will be attributed to other development parcels, at the landowner’s discretion. LEGEND

BASE DENSITY (FAR)1 1.5 (COM.) OR 72 DU/ACRE (RES.) NOTE: 2.5 (COM.) OR 115 DU/ACRE (RES.) 1. BASE DENSITY TO BE APPLIED TO SITE AREA ASSOCIATED WITH DEVELOPMENT PROPOSALS. 3.24 (RES. ONLY) 2. THE 1.5 FAR OR 72 DWELLING UNIT/ACRE CATEGORY FOR BASE LEGEND DENSITY DOES NOT IMPLY THAT EITHER USE COULD BE PERMITTED 3.8 (COM.) OR 4.8 (RES.) ON A SITE; THE LAND USE MAP, FIGURE 3.9.1, DEPICTS RECOMMENDED ARCHITECTURAL FEATURE USES FOR EACH SITE. OPEN SPACE WITHIN BUILD-TO LINES COORDINATED FRONTAGE

8 SEPTEMBER 15, 2012 CCBP-JK-1 I.I. BLOCKBLOCK PLANFRAMEWORK FRAMEWORK | B. |SECTOR A. BASE PLAN PLANS MAPS AND GOALS Blocks Blocks J-K J-K

Surface Transitway Map Service and Loading Map

LEGEND From Figure 3.6.11, pg. 57 From Figure 3.9.4, pg. 111

PROPOSED NEAR-TERM TRANSITWAY ALIGNMENT PROPOSED MID-TERM TRANSITWAY ALIGNMENT PROPOSED LONG-TERM TRANSITWAY ALIGNMENT METRO LINE VRE

PROPOSED TRANSIT STOP LEGEND NOTE: 1. WHEREVER POSSIBLE, ALLEYS SHOULD BE PROVIDED WITHIN BLOCKS NOTE: GENERALLY PREFERRED FRONTAGE WHERE EXISTING METRO STATION ENTRANCE AND SERVICE, LOADING, AND GARAGE ENTRANCES SHOULD BE THE LOCATIONS OF THE PROPOSED TRANSIT STOPS SHOWN ON THIS LOADING, SERVICE, AND GARAGE ENTRANCES LOCATED AT THESE ALLEYS RATHER THAN ON STREET FRONTAGES MAP ARE ILLUSTRATIVE AND GENERAL, WITH FINAL LOCATIONS TO BE ARE LOCATED ON A STREET 2. WHEREVER POSSIBLE, SERVICE AND PARKING ENTRANCES SHALL NOT POTENTIAL SECOND ENTRANCE TO METRO DETERMINED THROUGH FUTURE STUDY, ANALYSIS, AND PLANNING. OPEN SPACE WITHIN BUILD-TO LINES BE LOCATED ON TYPE A OR B STREETS. SEPTEMBER 15, 2012 9 CCBP-JK-1 I. BLOCK FRAMEWORK | B. SECTOR PLAN MAPS AND GOALS Blocks J-K Crystal City Sector Plan Summary for Blocks J-K

Illustrative Concept Plan 3-D Model Bird’s Eye Perspective View (from southwest)

18th Street S.

Crystal Drive

S. Bell Street

Jefferson Davis Highway

20th Street S.

From Figure 3.2.2, pg. 33 LEGEND INTRODUCTION levels of commercial density within the planning for development on the J-K Block is 3.8 (commer- area. While a Class A office district is envisioned cial) or 4.8 (residential) for the entire block area of EXISTING OR APPROVED BUILDING The J-K Block is framed by Jefferson Davis Boulevard/US 1 to on both sides of 18th Street, increased residential 413,238 SF, which includes the future Center Park the west, Crystal Drive to the east, 18th Street to the north density is also planned for areas within the Cen- land area. The Base Density associated with the POTENTIAL BUILDING and 20th Street to the south. In the Sector Plan, this block is tral Business District. land area for the future Center Park will be attrib- within the Central Business District (“CBD”) and denoted as uted to other development parcels, at the land- Blocks J and K. 1. Summary of Major Sector Plan Recommenda- owner’s discretion. (Figure 3.8.2) tions Specific to the Block The CBD, encompassing the J-K Block and the block im- Massing and Placement: Building locations and mediately to its north, is oriented around the existing Metro BUILDINGS AND DEVELOPMENT bulk plane angle are intended to frame and sup- Station entrance, Metro Market Square and Center Park port the future Center Park as well as the Metro (Figure 3.3.6). With the convergence of the existing and Density: Most of the existing buildings within the Market Square park north of 18th Street. proposed public transportation components in Crystal City J–K Block are envisioned as future redevelop- (Metro, transit, VRE, bus, carpool), this location is intended ment sites (Figure 3.3.5). The J-K Block is in a High under the Crystal City Sector Plan to support the highest Density zone (Figure 3.8.12). The Base Density

10 SEPTEMBER 15, 2012 CCBP-JK-1 Architectural Features: The Sector plan recommends According to the Sector Plan, there should be flexibil- an architectural feature on the north-east corner of ity in meeting use mix minimums when doing so would the Mall Block on sub-block JK-2 (Figure 3.11.1). further other goals of the plan. The Block Plan provides Coordinated façade frontages along the east and a range of potential use mix options for the ultimate west faces of Center Park are also envisioned. redevelopment of the J-K Block in order to provide flexibility. As the actual use mix will depend on the size TRANSPORTATION of each future building and the uses it contains, the scenarios are not intended to be binding or prescriptive. The Sector Plan calls for substantial modifications to Scenarios in which the office use mix falls below the 70 Jefferson Davis Boulevard/US 1 (“JDB”) creating a percent office target would be consistent with the six-lane boulevard which will act as a unifying Sector Plan goal (LU 2) of attaining an ultimate build out element of the Crystal City public realm. in the Crystal City Planning Area with more residential than office Gross Floor Area (GFA). Three intersections adjacent to the J-K Block are to be improved: 20th Street/JDB, 20th Street/Clark-Bell 3. How the Proposed Block Plan Could Further Advance Street and 18th Street/Clark-Bell. Specific and General Sector Plan Goals

Additionally, significant transit improvements are In addition to advancement of block-wide goals planned for Crystal Drive and Clark Street to accom- through the Block Plan, the Site Plan for 1900 Crystal modate the proposed streetcar transitway. Drive (sub-blocks JK-1 and JK-2) is the first step under the new Sector Plan and offers a vision of what the next OPEN SPACE generation of Crystal City will become. Specifically, the Site Plan provides: The Sector Plan calls for the creation of at least one • redevelopment of an existing outdated building primary, centrally located public space to serve as a entirely vacated due to BRAC venue for significant, programmed events for the en- • a significant first step for high-density office rede- tire community, Center Park, at the northeast corner velopment served by present and future Metrorail of 20th and Clark-Bell Streets. Center Park is imagined Station entrances, VRE and the new streetcar line as a multi-purpose park, with a civic character, • podium articulation and design enhancing accommodating informal everyday activity and pedestrian friendly massing large gatherings, such as open-air Concerts, festivals, • a dramatic building top and progress towards pick-up games, and family picnics with a target size skyline creation of 74,200 square feet. This park will function as an • lower than target tower coverage active focal point for surrounding activities and will • exceptional architecture to attract tenants become a principal gathering space for the entire • building placement and design to frame Center From Figure on pgs. 36, 77 &155 community. Required terracing to manage grade Park Tower Coverage: The allowable block average Tower further other goals of the plan (such as increased differences along the 20th Street edge will contribute • a design that facilitates the future construction of Coverage for the J-K Block is 85 percent, to be cal- residential or hotel to further balance daytime versus to the aesthetic and visual interest of the space. Center Park culated by dividing each building’s largest floor plate nighttime population of Crystal City). • architectural feature to break up “superblock” above the 5th floor by the net buildable area for that 2. How the Proposed Site Plan Achieves Specific and and enhance pedestrian connectivity to the largest building (Figure 3.8.9) and then averaging for all build- Retail Frontage and Interior Pedestrian Concourse: In General Sector Goals existing central open space area in Crystal City and able area of the block. The future Center Park is con- addition to on-street retail, the Sector Plan denotes eventually Center Park via elevator and monumen- sidered non-buildable area. retail frontages along the north and east edges of The Block Plan advances and is consistent with the tal stair Center Park. A north-south connection of the interior goals of: • a new front door on Crystal Drive Height and Bulk Plane Angle: The allowable maximum pedestrian concourse is to be maintained through • extension of the popular, “Main Street” retail building height for most of the block is 300 feet, exclud- Block J-K (Figure 3.9.3). The existing concourse runs • high density redevelopment streetscape along Crystal Drive and viable ground ing rooftop mechanical penthouses. One sub-block along the west edge of South Bell Street. • building massing, placement separation an floor retail (JK-6) has a maximum building height of 250 feet, and setbacks • sustainable design an additional 2 to 3 stories may be considered along Cultural Resources and Community Services: The • height and bulk plane angle • replacement of existing surface lot parking with 18th Street (Figure 3.8.5). Sub-blocks JK-3, JK-4, JK-5 Sector Plan recommends a flexible approach to pro- • Center Park the creation of an elegant and unique interim park and JK-6 are subject to bulk plane angle requirements viding a broad range of resources and services over • tower coverage to minimize impact of block phasing (Figure 3.8.7). time. • land use and use-mix target • permeable pavers and bioswales • retail frontage and interior concourse • removal of garage exhaust from 18th Street Land Use Designation and Use Mix Target: The buildable Parking: A range between a maximum of 1 space per • cultural resources and community services pedestrian zone areas of the J-K Block are designated as Residential, 750 square feet (1:750) and/or a minimum of 1 space • parking • pedestrian friendly streetscape with amenities Commercial, Hotel or Mixed-use, and Center Park is per 1,000 square feet (1:1,000) for office uses and be- • architectural features such as provisions for bike share spaces designated as Open Space (Figure 3.9.1). The Use Mix tween 1 and 1.125 spaces for residential dwelling units • JDB and Clark Street modifications • vanpool and accessible van parking at grade target is a minimum 70 percent office (Figure 3.9.1). while maximizing the sharing of parking among users. • intersection improvements • multi-modal streetscape According to the Sector Plan, there should be flexibil- • street sections and road alignment • provision for interim and ultimate road alignment ity in meeting these minimums when doing so would • FAA approved height SEPTEMBER 15, 2012 11 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

Existing Conditions - Real Estate Parcels and Lots

BLOCK AREA TABULATION PARCEL SQUARE SQUARE SQUARE RPC NUMBER NUMBER FEET FEET FEET Allocation of Below Between Above

Crystal Drive Block Area Elev. 40 Elev. 40 & 55 Elev. 55 18th Street S. 34026037 X-2A-1A 337,951 327,415 311,759

34026038, X-2A-1B - - 26,192 34026040 34026039, X-2A-1C - 10,536 - 34026040

34026035 X-2A-2 75,287 75,287 75,287

TOTAL 413,238 413,238 413,238

1) RPC Number 34026040 is intentionally listed with 2 separate parcels. 2) Areas are based on certified survey plat (see sheet C2.0 of the Crystal City Block Devel- opment Document: Blocks J-K)

PARCEL OWNERSHIP PARCEL EXISTING LAND OWNER BUILDING OWNER S. Bell Street NUMBER ZONING

Jefferson Davis Highway CESC MALL LAND X-2A-1A CESC MALL LLC C-O LLC X-2A-1B BNA WASHINGTON BNA WASHINGTON C-O X-2A-1C INC INC VORNADO X-2A-2 VNO HOTEL LLC C-O CRYSTAL CITY LLC

LEGEND

20th Street S. J-K BLOCK BOUNDARY (per Sector Plan) - (1)

J-K PARCEL BOUNDARIES - (2)

EXISTING BUILDING FOOTPRINTS

1) Block Boundary is defined as the greater of either the center line of the street or the property line, squared off where necessary. 2) Parcel Boundaries are defined by property lines. 12 SEPTEMBER 15, 2012 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

Existing Conditions - Plan View of Development

BLOCK AREA TABULATION

OFFICE RETAIL RESDNTL. HOTEL TOTAL BLDG GFA GFA GFA GFA GFA

MALL I 226,496 26,628 - - 253,124

Crystal Drive

18th Street S. MALL II 312,858 - - - 312,858

MALL III 399,439 2,496 - - 401,935

MALL IV 317,009 1,992 - - 319,001

MALL II HOTEL - - - 218,781 218,781 MALL I

TOTAL 1,255,802 31,116 - 218,781 1,505,699

1) Total GFA for each building may not match aggregate of uses shown in circumstances where some GFA is dedicated to other uses (e.g. circulation, service, etc.).

[ MALL BLOCK: MALL III Basement and Mechanical ]

S. Bell Street CRYSTAL EXISTING USE MIX RATIOS

Jefferson Davis Highway CITY MARRIOTT USE PERCENT OF BLOCK GFA HOTEL MALL IV Office 83.4 Retail 2.1 Residential 0.0 Hotel 14.5 Other 0.0

20th Street S. Total 100.0

LEGEND

J-K BLOCK BOUNDARY (per Sector Plan)

1) Block Boundary is defined as the greater of either the center line of the street or the property line; squared off where necessary. SEPTEMBER 15, 2012 13 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

Existing Conditions - Orthophoto (2011)

Crystal Drive

18th Street S.

MALL I MALL II

MALL III

S. Bell Street

MALL BLOCK

CRYSTAL CITY MARRIOTT

Jefferson Davis Highway HOTEL MALL IV

20th Street S.

LEGEND

J-K BLOCK BOUNDARY (per Sector Plan)

1) Block Boundary is defined as the greater of either the center line of the street or the property line; squared off where necessary. 14 SEPTEMBER 15, 2012 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

Net Buildable Area

NET AREA BY SUB-BLOCK SUB-BLOCK ID SITE AREA TYPE NET AREA

JK-1 74,194 BUILDABLE 52,688

Crystal Drive JK-2 44,272 BUILDABLE 25,186 18th Street S. JK-3 26,192 BUILDABLE 26,192 JK-4 (Buildable) JK-4 24,182 BUILDABLE 4.969 JK-2 (Buildable) JK-5 68,061 BUILDABLE 31,383 JK-3 (Buildable) JK-5 JK-6 81,679 BUILDABLE 48,320 (Buildable) JK-7 94,658 NON-BUILDABLE 69,455

TOTAL 413,238 258,193

JK-1 1) In the Sector Plan, it is anticipated that the Mall II Building on sub-block JK-3 will remain for

S. Bell Street the foreseeable future. (Buildable) 2) Parcel Boundary and Street Alignment along 18th and S. Bell Streets are consistent with the pedestrian and streetscape goals of the Sector Plan and do not rely upon the redevelopment of Mall II in order to achieve those goals. JK-7 3) Net Buildable areas are within the Build-to lines recommended by the Sector Plan.

Jefferson Davis Highway JK-6 (Non- Buildable) (Buildable) NET AREA SUMMARY TYPE SQUARE FEET BUILDABLE 188,738 NON-BUILDABLE (JK-7) 69,455 TOTAL 258,193

LEGEND

J-K BLOCK BOUNDARY (per Sector Plan)

20th Street S. J-K BLOCK BUILD TO LINES (per Sector Plan)

FUTURE STREET NETWORK (per Sector Plan)

1) Block Boundary is defined as the greater of either the center line of the street or the property line; squared off where necessary. 2) Net Buildable Areas depicted here are those used in analyses on tower coverage across the block. SEPTEMBER 15, 2012 15 - - GFA TOTAL 730,994 SEPTEMBER 15, 2012 % CHANGE GFA HOTEL PROPOSED GARAGE OR LOADING ENTRIES PROPOSED REZONING AREA PROPOSED OFFICE BUILDING PODIUM -- RES. GFA PROPOSED % OF BLOCK GFA RETAIL ------218,781 218,781 GFA OFFICE 719,704 11,290 1,576,066 39,910 - 218,781 1,834,758 EXISTING % OF BLOCK EXISTING GARAGE OR LOADING ENTRIES PROPOSED SITE AREA EXISTING BUILDINGSPROPOSED OFFICE BUILDING TOWER STREET NETWORK JK-2 SUB- BLK ID JK-4 JK-1

Future Site BLOCK AREA TABULATION BLDG MALL IIMALL II JK-3Residual MALL I 312,858HOTEL JK-5 JK-6 MALL IV - JK-7 226,496TOTAL 26,628 - 317,009 - 1,992 - - - 312,858 253,124 - 319,001 RESULTING USE MIX RATIOS (per site plan) USE USE MIX TARGET FOR BLOCK: MIXED-USE: MINIMUM 70% OFFICE WITH PROVISIONS FOR CHANGES IN USE MIX TO FURTHER OTHER GOALS OF THE SECTOR PLAN. LEGEND OfficeRetailResidentialHotelOther 83.4 0.0TOTAL 2.1 14.5 85.9 0.0 0.0 100.0 2.2 11.9 2.5 100.0 0.0 0.0 0.1 -2.6 0 0.0 1900 CRYSTAL

1) Total GFA for each building may not match aggregate of uses shown in circumstances where some GFA is dedicated to other uses (e.g. circulation, parking, etc.). Crystal Drive Crystal JK-2 Area Future JK-1 DRIVE Development Interim Park / Interim Park (proposed) 1900 CRYSTAL 1900 CRYSTAL JK-4 JK-3 MALL II JK-7 MALL IV

MALL BLOCK

18th Street S. S. Bell Street Bell S. JK-5

MALL I 20th Street S. Street 20th JK-6 CITY HOTEL CRYSTAL MARRIOTT

d ition s Plan e Plan on Exi s ting Con Jefferson Davis Highway Davis Jefferson sed Sit opo r EXISTING CONDITIONS and FUTURE PLANS FRAMEWORK | C. EXISTING CONDITIONS I. BLOCK Blocks J-K P 16 CCBP-JK-1 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

Underground Level Pedestrian Connections, existing and proposed

18th Street S. 18th Street S.

JK-4 JK-4 JK-2 JK-5 JK-3 JK-3 JK-2 MALL I MALL II JK-5 MALL II

JK-1

MALL III Crystal Drive Crystal Drive

S. Bell Street

JK-6 JK-7 JK-6 CRYSTAL JK-1 Jefferson Davis Highway CITY S. Bell Street JK-7 MARRIOTT MALL IV HOTEL

20th Street

Existing conditions From Figure 3.7.8, pg. 89 LEGEND EXISTING PEDESTRIAN CORRIDORS Notes 1) Reflects ultimate Block build-out. Interim LEGEND conditions will differ. PROPOSED SITE PLAN AREA PROPOSED REZONING AREA EXISTING PEDESTRIAN 2) Additional pedestrian paths are likely to be EXISTING BUILDINGS CORRIDORS EXISTING/POTENTIAL PEDESTRIAN designed within Center Park in the future. STREET NETWORK ZONES (SEE NOTE 2) 3) Delineation between Existing/Potential UNDERGROUND RETAIL RETAIL FRONTING THE STREET Planting and Pedestrian Zones on adjacent FUTURE CENTER PARK AND EXISTING/POTENTIAL PLANTING PUBLIC SPACE AREAS ZONES bocks may not be accurate and are shown EXISTING METRO EXISTING POINT OF ACCESS for general graphic purposes only. STATION ENTRANCE TO UNDERGROUND EXISTING BUILDINGS TBD - FUTURE DECK EXTENSION

EXISTING POINT OF ACCESS PROPOSED POINT OF ACCESS TO TO UNDERGROUND UNDERGROUND EXISTING METRO STATION POTENTIAL SECOND ENTRANCE TO ENTRANCE METRO PROPOSED OFFICE BUILD- PROPOSED OFFICE BUILDING ING TOWER PODIUM PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING BUILDING TOWER PODIUM PROPOSED HOTEL BUILDING PROPOSED HOTEL TOWER BUILDING PODIUM SEPTEMBER 15, 2012 17 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

Street Level (At-Grade) Pedestrian Connections, existing and proposed

18th Street S. 18th Street S.

JK-4 JK-4

JK-3 JK-3 JK-2 JK-5 JK-2 MALL II JK-5 MALL II MALL I

JK-1 JK-6 MALL III

Crystal Drive Crystal Drive CRYSTAL S. Bell Street S. Bell Street CITY JK-7

Jefferson Davis Highway Jefferson Davis Highway JK-6 MARRIOTT JK-1 HOTEL JK-7 MALL IV

20th Street 20th Street

Existing conditions PROPOSED CONCEPTUAL PEDESTRIAN Notes LEGEND CORRIDOR LOCATIONS, BLOCK J-K 1) Reflects ultimate Block build- out. Interim conditions will differ. LEGEND PROPOSED SITE PLAN AREA PROPOSED REZONING AREA 2) Additional pedestrian paths are likely to be designed within Center STREET NETWORK EXISTING PEDESTRIAN CORRIDORS EXISTING/POTENTIAL PEDESTRIAN ZONES Park in the future. STREET NETWORK (SEE NOTE 2) 3) Delineation between Existing/ Potential Planting and Pedestrian EXISTING BUILDINGS FUTURE CENTER PARK AND EXISTING/POTENTIAL PLANTING ZONES Zones on adjacent bocks may not PUBLIC SPACE AREAS be accurate and are shown for EXISTING BUILDINGS TBD - FUTURE DECK EXTENSION general graphic purposes only.

18 SEPTEMBER 15, 2012 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

Street Network, existing and proposed

18th Street S. 18th Street S.

JK-4 JK-4

JK-2 JK-5 JK-3 JK-2 JK-3 JK-5 MALL I MALL II MALL II

JK-1 JK-6 MALL III

Crystal Drive

S. Bell Street CRYSTAL S. Bell Street CITY JK-7

Jefferson Davis Highway MARRIOTT Jefferson Davis Highway JK-6 JK-1 HOTEL JK-7 MALL IV

20th Street 20th Street

Existing conditions

LEGEND LEGEND Notes STREET NETWORK EXISTING BUILDINGS 1) Reflects ultimate Block build-out. In- PROPOSED SITE PLAN AREA PROPOSED REZONING AREA terim conditions will differ. 2) Additional pedestrian paths are likely EXISTING/POTENTIAL PEDESTRIAN to be designed within Center Park in the STREET NETWORK ZONES (SEE NOTE 2) future. 3) Delineation between Existing/Potential FUTURE CENTER PARK AND EXISTING/POTENTIAL PLANTING ZONES Planting and Pedestrian Zones on adja- PUBLIC SPACE AREAS cent bocks may not be accurate and are shown for general graphic purposes only. EXISTING BUILDINGS TBD - FUTURE DECK EXTENSION

PROPOSED OFFICE BUILD- PROPOSED OFFICE BUILDING PODIUM ING TOWER PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING BUILDING TOWER PODIUM PROPOSED HOTEL BUILD- PROPOSED HOTEL BUILDING PODIUM ING TOWER SEPTEMBER 15, 2012 19 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

BLOCK AREA TABULATION Proposed Crystal City Block Plan Map - Scenario 1: Maximum Number of Offi ce Buildings SUB- OFFICE RETAIL RES. HOTEL TOTAL BLDG BLOCK ID GFA GFA GFA GFA GFA 1) Actual use mix will depend on the size of each building and the use(s) it contains. Residential and hotel uses are intended to be interchangeable. 1900 CRYSTAL JK-1 719,704 11,290 --730,994 The scenarios included in the Block Plan present a range of potential outcomes and are not binding or prescriptive. Future Site JK-2 345,150 3,000 - - 348,150 MALL II JK-3 312,858 - - - 312,858 MALL II Residual JK-4 - - - - - Future Site JK-5 594,400 6,000 - - 600,400 Future Site JK-6 762,125 10,000 - - 772,125 Center Park JK-7 - - - - - 18th Street S. Crystal Drive TOTAL 2,734,237 30,290 - - 2,764,527 1) Development figures used for future buildings are for planning estimates only and in no way reflect specific development levels approved for the site. JK-4 BLOCK PLAN USE MIX RATIOS JK-2 USE PERCENT OF BLOCK GFA ABOVE FIRST FLOOR JK-3 Office 98.9 99.8 JK-5 MALL II Retail 1.1 0.2 Residential 0 0.0 Hotel 0 0.0 Other 0 0.0 TOTAL 100.0 100.0

BLOCK PLAN TOWER COVERAGES

BUILDING SUB- NET BUILDABLE TOWER FLOOR NET TOWER COVER-

S. Bell Street BLOCK ID AREA PLATE AGE JK-1 JK-7 1900 CRYSTAL JK-1 52,688 32,978 62.6% Future Site JK-2 25,186 15,225 60.5%

Jefferson Davis Highway CENTER PARK JK-6 MALL II JK-3 26,192 26,192 100.0% MALL II Residual JK-4 4,969 - 0.0% Future Site JK-5 31,383 26,600 84.8% Future Site JK-6 48,320 42,750 88.5% TOTAL 188,738 143,745 76.2%

*SEE NOTE 1 LEGEND

PROPOSED SITE PLAN AREA PROPOSED REZONING AREA 20th Street S. EXISTING/POTENTIAL PEDESTRIAN STREET NETWORK ZONES (SEE NOTE 2) FUTURE CENTER PARK AND EXISTING/POTENTIAL PLANTING ZONES PUBLIC SPACE AREAS

EXISTING BUILDINGS TBD - FUTURE DECK EXTENSION

PROPOSED OFFICE BUILD- PROPOSED OFFICE BUILDING PODIUM ING TOWER Notes PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING 1) To the extent possible, future construction of Center Park should include reorientation of this exhaust vent to support largest possible contiguous park area and potential connection to 20th Street. BUILDING TOWER PODIUM 2) It is envisioned by the County Board that plans for the implementation of Center Park will be provided before other projects are approved, and the block plan will be modified to reconcile with site plans. PROPOSED HOTEL BUILD- 3) Additional pedestrian paths are likely to be designed within Center Park in the future. PROPOSED HOTEL BUILDING PODIUM 4) Delineation between Existing/Potential Planting and Pedestrian Zones on adjacent bocks may not be accurate and are shown for general graphic purposes only. ING TOWER 5) Reflects ultimate Block build-out. Interim conditions will differ.

20 SEPTEMBER 15, 2012 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

BLOCK AREA TABULATION Proposed Crystal City Block Plan Map - Scenario 2: Mid-range Number of Offi ce Buildings SUB- OFFICE RETAIL RES. HOTEL TOTAL BLDG BLOCK ID GFA GFA GFA GFA GFA 1900 CRYSTAL JK-1 719,704 11,290 --730,994 1) Actual use mix will depend on the size of each building and the use(s) it contains. Residential and hotel uses are intended to be interchangeable. The scenarios included in the Block Plan present a range of potential outcomes and are not binding or prescriptive. Future Site JK-2 345,150 3,000 - - 348,150 MALL II JK-3 312,858 - - - 312,858 MALL II Residual JK-4 -- - - - Future Site JK-5 594,400 6,000 - - 600,400 Future Site JK-6 - 10,000 363,625 363,625 737,250 Center Park JK-7 -- - - - 18th Street S. Crystal Drive TOTAL 1,972,112 30,290 363,625 363,625 2,729,652 1) Development figures used for future buildings are for planning estimates only and in no way reflect specific development levels approved for the site.

JK-4 BLOCK PLAN USE MIX RATIOS USE PERCENT OF BLOCK GFA ABOVE FIRST FLOOR JK-2 JK-3 Office 72.2 73.4 JK-5 MALL II Retail 1.1 0.2 Residential 13.33 13.2 Hotel 13.33 13.2 Other 0 0.0 TOTAL 100.0 100.0

BLOCK PLAN TOWER COVERAGES SUB- NET BUILDABLE TOWER FLOOR NET TOWER COVER- BUILDING BLOCK ID AREA PLATE AGE S. Bell Street JK-7 JK-1 1900 CRYSTAL JK-1 52,688 32,978 62.6% Future Site JK-2 25,186 15,225 60.5%

Jefferson Davis Highway CENTER PARK JK-6 MALL II JK-3 26,192 26,192 100.0% MALL II Residual JK-4 4,969 - 0.0% Future Site JK-5 31,383 26,600 84.8% Future Site JK-6 48,320 32,550 67.4% TOTAL 188,738 133,545 70.8%

*SEE NOTE 1 LEGEND

EXISTING BUILDINGS TBD - FUTURE DECK EXTENSION

PROPOSED OFFICE BUILD- PROPOSED OFFICE BUILDING PODIUM ING TOWER Notes PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING 1) To the extent possible, future construction of Center Park should include reorientation of this exhaust vent to support largest possible contiguous park area and potential connection to 20th Street. BUILDING TOWER PODIUM 2) It is envisioned by the County Board that plans for the implementation of Center Park will be provided before other projects are approved, and the block plan will be modified to reconcile with site plans. PROPOSED HOTEL BUILD- PROPOSED HOTEL BUILDING PODIUM 3) Additional pedestrian paths are likely to be designed within Center Park in the future. ING TOWER 4) Delineation between Existing/Potential Planting and Pedestrian Zones on adjacent bocks may not be accurate and are shown for general graphic purposes only. 5) Reflects ultimate Block build-out. Interim conditions will differ.

SEPTEMBER 15, 2012 21 CCBP-JK-1 I. BLOCK FRAMEWORK | C. EXISTING CONDITIONS and FUTURE PLANS Blocks J-K

BLOCK AREA TABULATION SUB- OFFICE RETAIL RES. HOTEL TOTAL Proposed Crystal City Block Plan Map - Scenario 3: Minimum Number of Offi ce Building BLDG BLOCK ID GFA GFA GFA GFA GFA 1900 CRYS- 1) Actual use mix will depend on the size of each building and the use(s) it contains. Residential and hotel uses are intended to be interchangeable. TAL JK-1 719,704 11,290 --730,994 The scenarios included in the Block Plan present a range of potential outcomes and are not binding or prescriptive. Future Site JK-2 - 3,000 325,200 - 328,200 MALL II JK-3 312,858 - - - 312,858 MALL II Residual JK-4 -- - - - Future Site JK-5 594,400 6,000 - - 600,400 Future Site JK-6 - 10,000 363,625 363,625 737,250

18th Street S. Crystal Drive Center Park JK-7 - - - - - TOTAL 1,626,962 30,290 688,825 363,625 2,709,702 1) Development figures used for future buildings are for planning estimates only and in no way reflect specific development levels approved for the site. JK-4 BLOCK PLAN USE MIX RATIOS JK-2 USE PERCENT OF BLOCK GFA ABOVE 1ST FLOOR JK-3 Office 60.0 61.0 MALL II JK-5 Retail 1.1 0.2 Residential 25.4 25.5 Hotel 13.4 13.3 Other 0 0.0 TOTAL 100.0 100.0

BLOCK PLAN TOWER COVERAGES SUB- NET BUILDABLE TOWER FLOOR NET TOWER COVER- S. Bell Street BUILDING BLOCK ID AREA PLATE AGE JK-7 JK-1 1900 CRYSTAL JK-1 52,688 32,978 62.6% Future Site JK-2 25,186 12,600 50.0%

*SEE NOTE 1 LEGEND

EXISTING BUILDINGS TBD - FUTURE DECK EXTENSION

PROPOSED OFFICE BUILD- PROPOSED OFFICE BUILDING PODIUM ING TOWER PROPOSED RESIDENTIAL PROPOSED RESIDENTIAL BUILDING Notes BUILDING TOWER PODIUM 1) To the extent possible, future construction of Center Park should include reorientation of this exhaust vent to support largest possible contiguous park area and potential connection to 20th Street. PROPOSED HOTEL BUILD- 2) It is envisioned by the County Board that plans for the implementation of Center Park will be provided before other projects are approved, and the block plan will be modified to reconcile with site plans. PROPOSED HOTEL BUILDING PODIUM 3) Additional pedestrian paths are likely to be designed within Center Park in the future. ING TOWER 4) Delineation between Existing/Potential Planting and Pedestrian Zones on adjacent bocks may not be accurate and are shown for general graphic purposes only. 5) Reflects ultimate Block build-out. Interim conditions will differ. 22 SEPTEMBER 15, 2012 CCBP-JK-1 I. BLOCK FRAMEWORK | D. CATALOG OF BLOCK PLAN DEVIATIONS FROM SECTOR PLAN GUIDANCE Blocks J-K

The main purpose of this section is to document, in one place, how and why various elements CCBP-JK-2 | (Reserved for future use) of adopted Crystal City Block Plans for a specific block may deviate from guidance originally provided in the Crystal City Sector Plan. As future iterations of the block plan are approved for a particular block, the list of deviations in this section may grow accordingly. In this way, this section will provide a record that presents the history of all deviations to date on a particular block, and provide a rationale for why such deviations were deemed appropriate.

CCBP-JK-1 | Related to Actions on Final Site Plan #421 (September 15, 2012)

This is the first Crystal City Block Plan for Blocks J-K. This block plan was submitted in conjunction with Site Plan #421, which proposed the demolition of 1851 South Bell Street (Mall 3) and the new construction of a 24-story office-building with ground floor retail to be known as 1900 Crystal Drive.

The proposed block plan, inclusive of the proposed Site Plan #421 are seen as deviating from the Crystal City Sector Plan as follows:

Use Mix: The Crystal City Sector Plan identifies a target use mix goal of at least 70% office for the combined development on Blocks J-K. Scenarios 1 and 2 of this block plan meet this target, whereas Scenario 3 does not (approximately 60% office). Given other key Sector Plan goals that Scenario 3 would achieve, such as increasing the overall share of residential development (especially near the Metro station), the 60% office use mix across the block may be an acceptable condition and should be retained for future consideration.

Service and Loading: The Crystal City Sector Plan identifies 20th Street South near Crystal Drive as one of three generally preferred frontage areas for loading, service, and garage entrances for Blocks J-K. In addition to this location, the block plan also retains the existing loading and garage access location along 18th Street South. The retention of this existing access area is appropriate as it helps support over 1.8 million square feet of development (and associated parking spaces) existing and currently proposed on the block. The provision of connectivity from 18th to 20th Streets also supports the block’s grid and allows directional choices for vehicles to reduce congestion and circling through blocks.

Retail Frontage: The Crystal City Sector Plan identifies the Crystal Drive and Center Park frontages of the block as required on street retail frontage. From north to south, the Center Park frontage of the proposed site plan comprises a retail/flex space, a building lobby, another retail/flex space, and a fitness center for building tenants. Although not commonly viewed as retail, this use is appropriate here given its challenged location in the southeast corner of the existing courtyard, which overlooks the 20th Street South service and loading area. Also, this space would have a similar vision glass façade treatment as the rest of the frontage, allowing for views both in and out to help add visual interest to the existing central courtyard. In the future, this space could physically be retrofitted to provide additional retail lining Center Park if desired.

SEPTEMBER 15, 2012 23 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | COVER SHEET Blocks J-K

24 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | PHASED SUB-BLOCK AREA EXHIBIT Blocks J-K

SEPTEMBER 15, 2012 25 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | SITE PLAN #56 AMENDMENT PLAT Blocks J-K

26 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | OVERALL CERTIFIED SURVEY PLAT Blocks J-K

SEPTEMBER 15, 2012 27 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | CERTIFIED SURVEY PLAT- (Eastern Extents) Blocks J-K

28 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | CERTIFIED SURVEY PLAT- (Western Extents) Blocks J-K

SEPTEMBER 15, 2012 29 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | EXISTING GARAGE PARKING Blocks J-K

30 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | ULTIMATE REZONING EXHIBIT Blocks J-K

SEPTEMBER 15, 2012 31 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | BUILD TO LINES AND NET BUILDABLE AREA EXHIBIT Blocks J-K

32 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | OVERALL PLOT AND LOCATION PLAN Blocks J-K

SEPTEMBER 15, 2012 33 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | PLOT AND LOCATION PLAN (Eastern Extents) Blocks J-K

34 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | PLOT AND LOCATION PLAN (Western Extents) Blocks J-K

SEPTEMBER 15, 2012 35 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | OVERALL SITE PLAN Blocks J-K

36 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | OVERALL STRIPING AND MARKING PLAN Blocks J-K

SEPTEMBER 15, 2012 37 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | STRIPING AND MARKING PLAN (Eastern Extents) Blocks J-K

38 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | STRIPING AND MARKING PLAN (Western Extents) Blocks J-K

SEPTEMBER 15, 2012 39 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | EXISTING STREET SECTIONS Blocks J-K

40 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | PROPOSED STREET SECTIONS Blocks J-K

SEPTEMBER 15, 2012 41 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | CONTEXT PLAN Blocks J-K

42 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | SITE AERIAL PHOTOGRAPH Blocks J-K

SEPTEMBER 15, 2012 43 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | OVERALL TREE PLAN Blocks J-K

44 SEPTEMBER 15, 2012 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | TREE PRESERVATION PLAN Blocks J-K

SEPTEMBER 15, 2012 45 CCBP-JK-1 II. BLOCK DEVELOPMENT DOCUMENT | TREE PRESERVATION NOTES AND DETAILS Blocks J-K

46 SEPTEMBER 15, 2012 CCBP-JK-1

Department of Community Planning, Housing & Development Planning Division

2100 Clarendon Boulevard, Suite 700

Arlington, Virginia 22201

A R L I N G T O N 703.228.3525 V I R G I N I A

www.arlingtonva.us

SEPTEMBER 15, 2012 47